Got a County Letter About a Structure Built Without a Permit?
If you’ve received a county letter saying a structure on your property was built without a permit, the situation is very fixable: in most cases an engineer prepares plans for the existing structure, it goes through permit and inspection, and the county closes the case. What you shouldn’t do is set the letter aside, because fines can be charged daily.
We’re Johnson Broderick Engineering in Eugene. Local jurisdictions know us for this work, and it’s one of the most common calls we get. This guide explains what the letter means and what happens next.
What does the letter mean?
It means the county (or city) has learned that something on your property was built without a permit, and it’s telling you to bring it into compliance. The letter is usually a compliance order: resolve it, or face fines.
It happens most often in Lane County in our experience, but it happens everywhere.
What happens if I ignore it?
The county will issue fines, and they can be charged daily. Ignoring the letter doesn’t make it go away; it makes it more expensive. The sooner you start, the sooner the clock stops being your problem.
What does the county usually want?
Normally, a set of engineered plans for the structure as it was built, submitted for a permit, with the proper inspections performed along the way. That is what “as-built” means: documenting and permitting what’s already there, plus whatever upgrades are needed to make it meet code.
Why should I get the requirements in writing?
Because different people at the same agency can give you different answers. Descriptions from various county representatives can differ on exactly what’s required, so one of the first things we do is meet with the county, get an agreed-upon list of requirements, and get it in writing. That removes the ambiguity before anyone starts drawing.
The steps, from letter to closed case
- You call or email us with as much as you can share: the letter, photos, any drawings. We review it with our engineering team and tell you whether we can help.
- Contract and deposit. Our as-built deposit is generally $3,500. It funds the up-front due diligence.
- Site visit. We visit the structure, work out how it was built, and take measurements and photographs.
- We meet the county to find out exactly what it requires, and confirm it in writing.
- We build a roadmap. Our team meets internally and works out the path to a permit.
- We present your options: the steps, the documents needed, a timeframe, and a fee estimate for the rest of the work, so you know exactly what to expect.
- We prepare the documents and apply for the permit, then coordinate inspections and observations with you and your contractor.
- Notice of project completion. We make sure you receive it, so the matter can be put to rest.
We handle the interaction with the county for you. For the full service description, see as-built permits and unpermitted construction.
How does the $3,500 deposit work?
It’s billed against on a time and materials basis. It’s impossible to know up front how much time an as-built will take, but from experience $3,500 is the median cost of the initial due diligence.
- If we find an easy answer early, we tell you and refund the remaining balance.
- If the project is canceled, we refund what’s left.
- If money remains at the end of the information-gathering phase, it’s refunded or rolled into the estimate for the rest of the project.
Could the structure have to come down?
Occasionally, yes. Sometimes unpermitted construction is in a condition where repairing or upgrading it isn’t cost-effective, and demolition is the only reasonable path. It doesn’t happen often, and we don’t recommend it lightly. When it’s the right answer we say so, because it’s the most cost-effective and balanced solution for you. If you agree, we prepare the documents for the demolition permit and help you through that process until it’s complete.
What to gather before you call
You don’t need everything. Send what you have:
- The county letter or compliance order
- Photos of the structure, inside and out
- Any sketches, plans, drawings or measurements
- What you know about when and how it was built, and by whom
- Your goals: keep it as is, keep it and improve it, or you’re not sure
- Any deadlines in the letter
- Anyone else you’ve already talked to
Email is best, because you can attach the letter and photos. Most of all, be ready for us to ask questions. That’s how we get to the real answer quickly.
Common questions
Can you help me if I didn't build it myself?
Yes. The process is the same whoever built it.
How long does an as-built take?
It depends on the structure and what the county requires. We give you milestone dates and keep you updated throughout.
Do I have to deal with the county myself?
No. We meet with the county, confirm the requirements, apply for the permit and coordinate inspections. You stay informed, but you don’t have to be the go-between.
Is it only Lane County?
No. Most of our as-builts are in Lane County, but jurisdictions everywhere issue these letters, and we work throughout Oregon.
Call us before the fines add up
Call 541-338-9488 or email info@jbe.us.com with a copy of the letter and any photos. We return every new inquiry the same day if possible, and by the next business day at the latest. Monday–Friday, 8:00 a.m.–5:00 p.m. If we can’t get to the phone, leave a message and we’ll call you back.